<div dir="ltr"><div dir="ltr"><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small">Defensive equitable estoppel protects the tenant who takes possession/does improvements from a landlord who would give a notice to terminate. Offensive promissory estoppel allows for the landlord to obtain damages.</div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small">The question is what are the landlord's damages (if any) where the tenant properly raises the defensive equitable estoppel and vacates the property? </div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small">To allow a landlord to collect damages for the entire lease term would render equitable estoppel meaningless.</div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small">How about as to the guarantor?</div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small">Rob<br></div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small">------</div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:tahoma,sans-serif;font-size:small"><p class="MsoNormal" style="text-align:justify;text-indent:0.5in;line-height:150%;margin:0in 0in 0.0001pt;font-size:11pt;font-family:"Times New Roman",serif"><span style="font-size:12pt;line-height:150%">Equitable estoppel is
properly applied "as a `shield' or defense, while promissory estoppel can
be used as a `sword' in a cause of action for damages." <u>Harberd v. City
of Kettle Falls</u>, 84 P.3d 1241, 1252 (Div. 3, 2004); </span><a href="https://scholar.google.com/scholar_case?case=972222103401496970&q=harberd&hl=en&as_sdt=4,48" style="color:blue"><i><span style="font-size:12pt;line-height:150%;color:rgb(102,0,153)">State ex rel. D.R.M. v.
Wood,</span></i><span style="font-size:12pt;line-height:150%;color:rgb(102,0,153)"> 109
Wash.App. 182, 196, 34 P.3d 887 (2001)</span></a><span style="font-size:12pt;line-height:150%"> (quoting </span><a href="https://scholar.google.com/scholar_case?case=14702378598599616897&q=harberd&hl=en&as_sdt=4,48" style="color:blue"><i><span style="font-size:12pt;line-height:150%;color:rgb(102,0,153)">Klinke v. Famous Recipe
Fried Chicken, Inc.,</span></i><span style="font-size:12pt;line-height:150%;color:rgb(102,0,153)"> 94 Wash.2d 255, 259, 616 P.2d 644 (1980)</span></a><span style="font-size:12pt;line-height:150%">).</span></p>
<p class="MsoNormal" style="text-align:justify;text-indent:0.5in;line-height:150%;margin:0in 0in 0.0001pt;font-size:11pt;font-family:"Times New Roman",serif"><br></p>
<p class="MsoNormal" style="text-align:justify;text-indent:0.5in;line-height:150%;margin:0in 0in 0.0001pt;font-size:11pt;font-family:"Times New Roman",serif"><span style="font-size:12pt;line-height:150%;color:black"> In Washington, the statute of frauds applies
to promissory estoppel claims. <u>Greaves v. Med. Imaging Sys., Inc.</u>, 124
Wn.2d 389, 879 P.2d 276 (1994) (rejecting Restatement (Second) of Contracts §
139 (1981), which would allow enforcement of an oral promise despite the
statute of frauds if reliance is foreseeable and injustice can be avoided only
by enforcement). RCW 64.04.010 provides that "[e]very conveyance of
real estate, or any interest therein, and every contract creating or evidencing
any encumbrance upon real estate, shall be by deed."</span></p></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Wed, Dec 11, 2019 at 9:45 AM Bryce Dille <<a href="mailto:Bryce@dillelaw.com">Bryce@dillelaw.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">
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<p class="MsoNormal"><span style="color:rgb(31,73,125)">I agree there is also the doctrine of part performance to take out of operation of S/F.In my experience most judges are very reluctant in cases of this type to use a technicality (Which is what most judges would
consider this defense ) to create a month to month tenancy where for years the parties have considered it as a lease for years. What if shoe was on the other foot and LL decided to give 30 days notice to terminate the tenancy<u></u><u></u></span></p>
<p class="MsoNormal"><span style="color:rgb(31,73,125)">And tenant considered it a long term lease?<u></u><u></u></span></p>
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<div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Rob Wilson-Hoss<br>
<b>Sent:</b> Wednesday, December 11, 2019 9:23 AM<br>
<b>To:</b> 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Can A Commercial Lease Guarantor Be Held Liable After Many Lease Term Extensions Not No Extension of the Guranty And No Legal and No Notary?<u></u><u></u></p>
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<p class="MsoNormal"><u></u> <u></u></p>
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<u></u><span style="font-size:14pt;font-family:"Times New Roman",serif"><span>1.<span style="font:7pt "Times New Roman"">
</span></span></span><u></u><span style="font-size:14pt;font-family:"Times New Roman",serif">Many strong cases that say that with an unnotarized, unrecorded lease, it can still be valid for the sole reason that the parties have treated it as valid for
years. Don’t even require what we are used to thinking about with part performance tests. Just, length of time they treated it as controlling. I am pretty sure some of them also deal with inadequate legal descriptions.<u></u><u></u></span></p>
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<u></u><span style="font-size:14pt;font-family:"Times New Roman",serif"><span>2.<span style="font:7pt "Times New Roman"">
</span></span></span><u></u><span style="font-size:14pt;font-family:"Times New Roman",serif">There may well be some reason that the lease guarantee itself, as a separate contract, is not also consecrated by time. I don’t know enough about guarantee law
to speculate. <u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif">Rob <u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif">“Success consecrates the most offensive crimes.” Seneca the Elder.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif">Robert D. Wilson-Hoss<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif">Hoss & Wilson-Hoss, LLP<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif">236 West Birch Street<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif">Shelton, WA 98584<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif">360 426-2999<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif"><a href="http://www.hossandwilson-hoss.com" target="_blank">www.hossandwilson-hoss.com</a><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif"><a href="mailto:rob@hctc.com" target="_blank">rob@hctc.com</a><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:14pt;font-family:"Times New Roman",serif"><u></u> <u></u></span></p>
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<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Rowley, Rob<br>
<b>Sent:</b> Wednesday, December 11, 2019 8:53 AM<br>
<b>To:</b> WSBA RPPT <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBARP] Can A Commercial Lease Guarantor Be Held Liable After Many Lease Term Extensions Not No Extension of the Guranty And No Legal and No Notary?<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Tahoma,sans-serif">Assume long term commercial lease signed by sophisticated landlord and sophisticated corporate tenant who also signs as guarantor (spouse doesn't sign). Lease was never notarized
nor contain a legal description. In my humble opinion it converted to a month to month tenancy after the first year.<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Tahoma,sans-serif"><u></u> <u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Tahoma,sans-serif">Assume several lease term extensions/estoppel certificate (no legal and no notary) between landlord and corporate tenant but no new personal guaranties. Landlord claims it
terminates many years in the future.<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Tahoma,sans-serif"><u></u> <u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Tahoma,sans-serif">I'm aware of RCW 64.04.010 and case law as to legal description requirements. Read Stoebuck's Deskbook.<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Tahoma,sans-serif"><u></u> <u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Tahoma,sans-serif">Landlord is attempting to use offensive equitable estoppel and breach of warranty of authority (IMHO no such cause of action) to revive the lease beyond a month to month tenancy.
At best they could recover damages (if any) under promissory estoppel for breach of the month to month tenancy.<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Tahoma,sans-serif">Defenses? Arguments?<u></u><u></u></span></p>
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<p class="MsoNormal">-- <u></u><u></u></p>
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<p class="MsoNormal"><span style="font-size:15pt;font-family:Arial,sans-serif;color:rgb(247,117,31)">Robert R. Rowley<u></u><u></u></span></p>
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<p class="MsoNormal"><i><span style="font-size:12pt;font-family:Arial,sans-serif;color:rgb(51,51,51)">Attorney & Counselor At Law</span></i><span style="font-size:12pt;font-family:Arial,sans-serif;color:rgb(51,51,51)"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif;color:rgb(51,51,51)">509.252.5074 </span><span style="font-size:12pt;font-family:Arial,sans-serif;color:rgb(247,117,31)">m: </span><span style="font-size:12pt;font-family:Arial,sans-serif;color:rgb(51,51,51)">509.994.1143<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:12pt;font-family:Arial,sans-serif;color:rgb(51,51,51)"><a href="http://rowleylegal.com/" target="_blank"><span style="color:rgb(29,161,219);text-decoration:none">rowleylegal.com</span></a> </span><span style="font-size:12pt;font-family:Arial,sans-serif;color:rgb(247,117,31)">e: </span><span style="font-size:12pt;font-family:Arial,sans-serif;color:rgb(51,51,51)"><a href="mailto:rob@rowleylegal.com" target="_blank"><span style="color:rgb(29,161,219);text-decoration:none">rob@rowleylegal.com</span></a><u></u><u></u></span></p>
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<a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="noreferrer" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a></blockquote></div><br clear="all"><div><br></div>-- <br><div dir="ltr" class="gmail_signature"><div dir="ltr"><div><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><table cellpadding="0" cellspacing="0" border="0" style="border-spacing:0px;color:rgb(85,85,85);font-family:proxima-nova,"Helvetica Neue",Helvetica,Arial,sans-serif;font-size:20px;background:none;border:0px;margin:0px;padding:0px"><tbody><tr><td colspan="2" style="padding-bottom:5px;color:rgb(247,117,31);font-size:20px;font-family:Arial,Helvetica,sans-serif">Robert R. Rowley</td></tr><tr><td colspan="2" style="color:rgb(51,51,51);font-size:16px;font-family:Arial,Helvetica,sans-serif"><i>Attorney & Counselor At Law</i></td></tr><tr><td width="20" valign="top" style="vertical-align:top;width:20px;color:rgb(247,117,31);font-size:16px;font-family:Arial,Helvetica,sans-serif">p:</td><td valign="top" style="vertical-align:top;color:rgb(51,51,51);font-size:16px;font-family:Arial,Helvetica,sans-serif">509.252.5074 <span style="color:rgb(247,117,31)">m: </span>509.994.1143</td></tr><tr><td width="20" valign="top" style="vertical-align:top;width:20px;color:rgb(247,117,31);font-size:16px;font-family:Arial,Helvetica,sans-serif">f:</td><td valign="top" style="vertical-align:top;color:rgb(51,51,51);font-size:16px;font-family:Arial,Helvetica,sans-serif">509.928.3084</td></tr><tr><td width="20" valign="top" style="vertical-align:top;width:20px;color:rgb(247,117,31);font-size:16px;font-family:Arial,Helvetica,sans-serif">a:</td><td valign="top" style="vertical-align:top;color:rgb(51,51,51);font-size:16px;font-family:Arial,Helvetica,sans-serif">7 S Howard St, Ste 218, Spokane, WA 99201</td></tr><tr><td width="20" valign="top" style="vertical-align:top;width:20px;color:rgb(247,117,31);font-size:16px;font-family:Arial,Helvetica,sans-serif">w:</td><td valign="top" style="vertical-align:top;color:rgb(51,51,51);font-size:16px;font-family:Arial,Helvetica,sans-serif"><a href="http://rowleylegal.com/" style="color:rgb(29,161,219);text-decoration:none;font-size:16px" target="_blank">rowleylegal.com</a> <span style="color:rgb(247,117,31)">e: </span><a href="mailto:rob@rowleylegal.com" style="color:rgb(29,161,219);text-decoration:none;font-size:16px" target="_blank">rob@rowleylegal.com</a></td></tr><tr><td colspan="2" style="padding-top:5px"><a href="https://www.facebook.com/rowleylegal?" style="color:rgb(29,161,219);text-decoration:none;border:0px" target="_blank"><img width="25" height="25" src="http://cdn2.hubspot.net/hubfs/184235/dev_images/signature_app/facebook_sig.png" style="border: none; width: 25px; height: 25px; max-width: 25px; max-height: 25px;"></a> <a href="https://twitter.com/ROBERTRROWLEY" style="color:rgb(29,161,219);text-decoration:none;border:0px" target="_blank"><img width="25" height="25" src="http://cdn2.hubspot.net/hubfs/184235/dev_images/signature_app/twitter_sig.png" style="border: none; width: 25px; height: 25px; max-width: 25px; max-height: 25px;"></a> <a href="https://www.linkedin.com/in/rob-rowley-b2017211/" style="color:rgb(29,161,219);text-decoration:none;border:0px" target="_blank"><img width="25" height="25" src="http://cdn2.hubspot.net/hubfs/184235/dev_images/signature_app/linkedin_sig.png" style="border: none; width: 25px; height: 25px; max-width: 25px; max-height: 25px;"></a></td></tr><tr><td colspan="2"> </td></tr><tr><td colspan="2"><table cellpadding="0" cellspacing="0" border="0" style="border-spacing:0px;background:none;border:0px;margin:0px;padding:0px"><tbody><tr><td valign="middle" style="padding:10px 20px;background-color:rgb(243,239,238);color:rgb(1,0,4);font-size:15px;font-family:Arial,Helvetica,sans-serif">Practice concentrated on business, real estate and general legal matters in Washington and Idaho. NOTICE: The contents of this message and any attachments may be protected by the attorney-client privilege, work product doctrine or other applicable protections. If you are not the intended recipient or have received this message in error, please notify the sender and promptly delete the message. Thank you for your assistance. DISCLAIMER: You should recognize that responses provided by e-mail means are akin to ordinary telephone or face-to-face conversations and do not reflect the level of factual or legal inquiry or analysis which would be applied in the case of a formal legal opinion. A formal opinion may very well reach a different conclusion.</td></tr></tbody></table></td></tr></tbody></table></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div>